Issue - meetings

To present the findings from the HRA stock condition surveys (report of the Assistant Director – Housing enclosed).

Consideration was given to the report of the Service Director – Housing which presented findings from the HRA stock condition surveys.

The Portfolio Holder for Strategic and Operational Housing presented the report which provided an update on the stock condition surveys undertaken across the HRA housing stock.

At the time the report was prepared, 92.8% of homes had been surveyed, providing a robust and detailed understanding of the overall condition of the stock.

The surveys assessed property condition, compliance with the Decent Homes Standard, Housing Health and Safety Rating System hazards and, where applicable, energy performance. The findings indicated that the majority of building components were performing as expected, or better than expected. A small number of Category One hazards identified through the surveys had been fully remedied.

The data gathered had directly informed the recently approved HRA Business Plan and Asset Management Strategy, ensuring that investment decisions were evidence?based, financially sustainable and aligned with national requirements. Work was continuing to access the remaining properties, with the objective of completing surveys across 100% of the housing stock.

The report noted that the contract with the current survey provider was due to conclude in the coming months, and that preparations were underway to procure a new supplier. This would ensure the continuation of a rolling programme of stock condition surveys, maintaining accurate and up?to?date data. This approach would support the provision of safe, well?maintained and energy?efficient homes, ensure ongoing compliance with the Regulator of Social Housing, and contribute to the Council’s ambition to achieve a C1 grading.

Members noted the increase in survey completion from 90% to 92.8% and sought assurance that access would be achieved to 100% of HRA properties.

Officers confirmed that all reasonable steps were being taken to secure access, including extended appointments with the current provider, increased officer involvement, and the use of a no?access group to address difficult cases. It was reported that progress continued to improve and that the survey completion rate was expected to increase beyond 92.8%.

Members were assured that the Council remained committed to achieving 100% access and that a firmer approach had been adopted where necessary, while seeking to avoid enforcement action wherever possible. It was noted that legal routes, such as injunctions, were available if required, though engagement was the preferred approach.

Officers highlighted that access had already been achieved in 100% of cases for gas and electrical safety checks.

Members queried patterns in no?access properties, including a higher proportion of larger homes, and were advised that this was being monitored.

Officers confirmed that the survey results had aligned with existing data expectations and that no significant unexpected issues had arisen.

DECISION:

To note the findings from the stock condition surveys and the strategy for using and maintaining data.

(Other options considered:

·         Do nothing. In this event, PMP and Cabinet would not consider information regarding stock condition. This option is not preferred because the safety and quality standard set by the Regulator of  ...  view the full minutes text for item 119

To present the findings from the HRA stock condition surveys (report of the Assistant Director – Housing enclosed).

Consideration was given to the report of the Assistant Director – Housing which presented the findings from the HRA stock condition surveys.

The Head of Housing Investment and Development presented the report.

The Regulator of Social Housing (RSH) mandated through the Consumer Standards that Registered Providers must have an accurate, up to date and evidenced understanding of the condition of their homes.  The data must be used to ensure the provision of good quality, well maintained and safe homes for tenants.

To date, 90.33% of the HRA stock had been surveyed and the surveys had taken place between October 2024 and January 2026 (the data from these formed the basis of the report), but since then efforts were still being made to access more properties and numbers would therefore have increased slightly.  The target to survey 100% of stock was still retained

The surveys had provided a vast amount of primary data which had been interrogated and analysed and had already been used to inform future strategies and planned investment programmes.

A continuous programme of property surveys would be in place to ensure data remained up to date.

At the point of writing the report, 3,467 homes had had a full survey.  The surveys included a full condition survey, Decent Homes assessment, Housing Health and Safety Rating System survey (HHSRS) and, where necessary, an energy assessment where an EPC certificate was due.

The report included a table at section 3.1 showing Survey Representation by Location, and a table at section 3.2 showing Survey Representation by Archetype.

Detailed analysis of the survey findings was provided at Appendix 1.  It indicated that most components (55%) were achieving their expected lifespan with only 1.1% requiring replacement earlier.  44% of components were expected to surpass their expected lifespan.  The results also indicated that property type and location did not affect component wear or life expectancy.

The survey assessed for Decent Homes compliance, hazards and energy assessments.

The information had been used to inform the HRA Business Plan and Asset Management Strategy approved by Council in January 2026.  The plan determined that the Housing Revenue Account was sustainable over the 30-year period based on the assumptions regarding future costs.

The 2026/27 property specific planned improvements programme was being developed using the latest stock condition data to ensure investment was targeted appropriately.

The Regulator required the Authority to keep its records up to date and it would therefore continue to survey its stock.  The Regulators Code of Practice advised that providers should have a five-year rolling programme of stock condition surveys, some needed more frequent surveys.  The regularity of surveys would be determined from information received around areas such as regularity of repairs requests or recurring problems at properties.

A new contractor to undertake the surveys would be identified during 2026 as the current contract was coming to an end.

Detailed analysis of the stock condition survey was provided within Appendix A to the report.

Members considered the report and the following points were raised:

·       Members  ...  view the full minutes text for item 73